1200 6th St · Hampton, IL 61256

$215,000

3 bd · 1.5 ba · 1,594 sqft · SingleFamily public records · 6 Days on market

Built 1976 0.25 ac lot Est $177k · 22% over

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +6.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.2/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Attractive all brick 3 BR ranch that has been very well maintained. Features and updates include main level laundry, large corner lot, patio, large shed, fireplace, new driveway 2010, new sliding door 2009, water heater 2012, furnace 2005, all appliances stay, well insulated, back up generator system and 1 year AHS home warranty shield plus $670. Located close to bike trail, park golf course, boat launch ramps, interstate and camping. Seller has never used FP. Chimney is capped.

Key facts

• All brick ranch
• Spacious kitchen
• Large living room

Tags

• ALL BRICK RANCH
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• COMFORTABLE FAMILY ROOM
• COZY FIREPLACE
• WALK IN SHOWER

Property features AI

Finance

• HOA & community: No master association fee required

Exterior

• Parking: Attached garage (concrete) with garage door opener — 2 garage spaces / 2 total parking spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Single-story; Fee simple ownership
• Construction: Brick construction; Block foundation; Asphalt roof; Built approximately 41–50 years ago; Property built before 1978
• Exterior features: Corner, level lot; Street lights in the community; School bus service available

Interior

• Kitchen: Eating area with breakfast bar and pantry closet; Range; Gas oven; Microwave; Dishwasher; Refrigerator; Disposal
• Bedrooms: Master bedroom on the main level (half bath attached); Two additional main-level bedrooms (12 x 11 and 11 x 9)
• Flooring: Laminate flooring throughout main living areas and bedrooms; Vinyl flooring in laundry
• Bathrooms: One full bathroom; One half bathroom (in master)
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Seven total rooms; Ceiling fan(s); TV cable hookup; One fireplace located in the family room
• Laundry & utility: Main-level laundry (7 x 7); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).

Location & tenants

• Location reads 67/100 on livability (#508 in IL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, health & safety F.
• United Twp Hsd 30 (suburban): math 12% / reading 15% proficiency, ranked #536 of 620 in IL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: United Twp High School (math 12% / reading 15%, grade F, #498 of 693 statewide, top 72%, 1,789 students, 0% FRL).
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 116 units permitted in Rock Island County in 2024 (50 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (2.7% local appreciation)).
• Rock Island County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.7% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $135k; list at $215k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 12.48%
• Cash-on-cash: 22.09%
• DSCR: 1.98
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $176,934
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
623 12th Ave	0.15mi	4/2.0 (+1)	1,600 (+0%)	15mo	$185,000	$116	73
626 14th Ave	0.17mi	3/1.5	1,398 (-12%)	5mo	$155,400	$111	67
917 5th St Unit A	0.20mi	4/2.0 (+1)	1,824 (+14%)	6mo	$195,000	$107	54
626 12th Ave	0.18mi	3/1.5	1,776 (+11%)	23mo	$182,000	$102	53
304 7th St	0.60mi	3/2.0	1,725 (+8%)	4mo	$215,000	$125	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

2.69% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.7%
• Equity multiple: 2.54×
• Total profit: $92,977
• Equity at exit: $92,885

10-year hold

• IRR: 28.6%
• Equity multiple: 4.93×
• Total profit: $236,669
• Equity at exit: $140,269

Cash invested: $60,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61256

• Home prices YoY: 1.6%
• Active inventory: 16
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $3,300 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$693
• Net cashflow: $1,108

Break-even live

Break-even rent $1,897

Max offer price $215,000

Occupancy floor 61%

Sensitivity live

Price	-10% $1,230	-5% $1,169	+0% $1,108	+5% $1,047	+10% $986
Rent	-10% $847	-5% $978	+0% $1,108	+5% $1,239	+10% $1,369
Rate	-1.0pp $1,216	-0.5pp $1,163	base $1,108	+0.5pp $1,052	+1.0pp $996

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
821 1st Ave Hampton, IL	3.0	2.5	1750	$3,300	$1.89	14d	1	0.77mi

Listing history 6 events

1. 2026-05-21
   listed $215,000 Active
2. 2021-08-06
   historical
3. 2015-06-09
   soldstatus $135,000 483-char remark

   Show marketing remark (483 chars)

   Attractive all brick 3 BR ranch that has been very well maintained. Features and updates include main level laundry, large corner lot, patio, large shed, fireplace, new driveway 2010, new sliding door 2009, water heater 2012, furnace 2005, all appliances stay, well insulated, back up generator system and 1 year AHS home warranty shield plus $670. Located close to bike trail, park golf course, boat launch ramps, interstate and camping. Seller has never used FP. Chimney is capped.

4. 2015-06-09
   soldstatus $135,000 483-char remark

   Show marketing remark (483 chars)

   Attractive all brick 3 BR ranch that has been very well maintained. Features and updates include main level laundry, large corner lot, patio, large shed, fireplace, new driveway 2010, new sliding door 2009, water heater 2012, furnace 2005, all appliances stay, well insulated, back up generator system and 1 year AHS home warranty shield plus $670. Located close to bike trail, park golf course, boat launch ramps, interstate and camping. Seller has never used FP. Chimney is capped.

5. 2015-04-03
   listed $139,900 483-char remark

   Show marketing remark (483 chars)

   Attractive all brick 3 BR ranch that has been very well maintained. Features and updates include main level laundry, large corner lot, patio, large shed, fireplace, new driveway 2010, new sliding door 2009, water heater 2012, furnace 2005, all appliances stay, well insulated, back up generator system and 1 year AHS home warranty shield plus $670. Located close to bike trail, park golf course, boat launch ramps, interstate and camping. Seller has never used FP. Chimney is capped.

6. 2015-04-03
   listed $139,900 483-char remark

   Show marketing remark (483 chars)

   Attractive all brick 3 BR ranch that has been very well maintained. Features and updates include main level laundry, large corner lot, patio, large shed, fireplace, new driveway 2010, new sliding door 2009, water heater 2012, furnace 2005, all appliances stay, well insulated, back up generator system and 1 year AHS home warranty shield plus $670. Located close to bike trail, park golf course, boat launch ramps, interstate and camping. Seller has never used FP. Chimney is capped.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $3,381 · $282/mo
• Projected year-2 tax: $4,131 · $344/mo
• Expected delta: +$750/yr (+$62/mo · 22.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,600
• − Mortgage interest: −$12,043
• − Property taxes: −$3,381
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,168
• − Management: −$3,168
• − Depreciation: −$6,255
• Taxable income: $10,510
• Est. tax owed @ 24.0%: −$2,522
• After-tax cash flow: $10,776/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: United Twp Hsd 30
• NCES district ID: 1739870
• Math proficiency: 12% ▼ -5.00%
• Reading proficiency: 15% ▼ -6.00%
• Median HH income: $43,647
• Composite: 11.91/100
• National rank: #9670
• State rank: #536 of 620 in IL

Livability — Hampton

• Score: 67/100
• State rank: #508
• US rank: #10505

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety F User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hampton, IL
• City population: 1,946
• Population (ZIP): 1,946

Population outlook (Rock Island County) Hauer SSP2

• Today (2025): 140,982 people
• By 2030: 137,705 · -2.3%
• By 2040: 130,512 · -7.4%
• By 2050: 123,841 · -12.2%
• By 2075: 109,851 · -22.1%
• By 2100: 90,922 · -35.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 16% Two or more races 9% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 16%
• Common ancestry: Slovak 3% English 3% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · Spanish 6% German/W. Germanic 1%

Political lean MEDSL · Rock Island

• 2024 margin: Lean D (+9.6) · D 53.9% · R 44.4% · Other 1.7%
• 2008→2024 swing: -15.0pp toward R · 2008: 24.6pp · 2024: 9.6pp
• All cycles: 2024: D+9.6 2020: D+12.1 2016: D+8.4 2012: D+21.9 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.69%
• Current HPI: 165.0514
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+53.7% since first listed

6 events — show timeline

• 2026-05-21 Listed $215,000 MRED as Distributed by MLS Grid
• 2021-08-06 Listing Removed — RMLSA as Distributed by MLS Grid
• 2015-06-09 Sold (MLS) $135,000 MRED as Distributed by MLS Grid
• 2015-06-09 Sold (MLS) $135,000 RMLSA as Distributed by MLS Grid
• 2015-04-03 Listed $139,900 MRED as Distributed by MLS Grid
• 2015-04-03 Listed $139,900 RMLSA as Distributed by MLS Grid

Property tax history

+8.9%/yr

Latest (2024): $3,381 · -35.0% YoY. Source: county tax records.